Also, conventional lending will NOT allow you to get gift funds OR borrow unsecured funds to help fund a down payment on an investment property.

If you only give it as a gift, it will be considered a gift.

While I own quite a few rental units already, I thought condos might be a good option to gift to my kids when they turn 18, offering them a safe introduction to property ownership without too much risk.However, my challenge with investment condos is that the cash flow always seems terrible.

and I gotta tell you it's really fun to get to see the impact of my legacy gifts while I'm still around to watch my children prosper.  

If you haven't already check out the gifts Santa has left in the Resources page on Biggerpockets! 

If she gifts the home to you, you inherit he cost basis and owe all the taxes.

To me it’s a challenging game, an intricate puzzle where if you learn how to play you get great results.

There are no tax deductions for such gifts, however you have a $15k per recipient annual gift limit that avoids the chore of filing a gift tax return.

It’s an incredible gift to real estate investors.

Jaron Walling said something that caught my attention, "search for and buy a bad roof, leverage it during the negotiation"....especially of the property has been sitting on the market longer than normal for the current market, a "bad roof" might be a gift from the real estate genie.My point is this: get good at estimating and fixing a bad roof (or any particular problem found with most houses that sit on the market longer) and you'll get comfortable buying/fixing properties that scare off other buyers.